This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
4-bedroom, 2-bathroom country_house of 306 m², energy rating E. Located Arcos parish, Estremoz municipality, Évora district. Noteworthy Features: This estate includes a historical montado with mature cork oaks and an ancient olive grove, supporting significant agricultural potential and a rich biodiversity unique to Alentejo.
The valuation. The asking price of €890,000 is significantly higher than the fair value of €489,288, indicating an overpricing of €400,712 (81.9%). This property does not present a viable investment opportunity based on financial metrics.
Fair value modelled at €489,288 from 6 comparable sales in the area. Asking €890,000 sits €400,712 (81.9%) above — overpriced versus fair value.
Arcos, Estremoz, Évora area median of €257,958 (€843/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by +€231,330 versus the parish baseline.
Parish baseline €257,958 +€231,330 comparables adjustment = modelled fair value of €489,288 (€1,599/m²), a €400,712 (81.9%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Arcos · 0ac4c8 | Subject | €890,000 | €2,908 | — | 62 | 36 |
| Borba (Matriz) · ee890f | Active | €498,000 | €1,460 | 49.8% | 65 | 36 |
| Borba (Matriz) · 5b8701 | Active | €230,000 | €1,643 | 43.5% | — | 39 |
| Estremoz (Santa Maria e Santo André) · 5da202 | Active | €230,000 | €2,300 | 20.9% | 70 | 50 |
| Estremoz (Santa Maria e Santo André) · 800425 | Active | €150,000 | €1,364 | 53.1% | 70 | 35 |
| Median comp | €230,000 | €1,552 | 46.7% | 70 | 38 |
Buy-and-hold The property in Arcos is clearly overpriced at €890,000 compared to its fair value of €489,288, leading to a significant 81.9% gap. This adversely affects its long-term potential, particularly given the rural location and limited economic opportunities in the surrounding agricultural area. Long-term rental With a gross yield of 0% and a neighbourhood rating of only 36/100, this investment presents considerable risk for long-term rental strategies. The elevated price point further diminishes the appeal, as the local economic environment is unlikely to support consistent rental income. Not ideal for: Short-term vacation rental, Luxury market, Student housing
High Tenant Turnover Risk The combined economic stability score of 30/100 and tenant stability score of 32/100 indicates a significant risk of high turnover rates, potentially affecting consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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